Gorgeous scenic 200 ACRES of PASTURE land with highly-desirable 4,000 feet (approx) HIGHWAY 61 FRONTAGE. 200 acres available for sale from a 400+ acre parcel. Portion of a historic farm established in 1817 managed by experienced owners. MEANDERING SPRING-FED CREEK RUNS THROUGH CENTER OF PROPERTY. Utilities nearby for easy access. Ideal for grazing cattle. Outstanding deer and turkey hunting. Idyllic setting to build your dream home retreat. Scenic rural area of Pike County, half mile to Frankford Elementary School and city center. 20 minutes to historic Hannibal or Bowling Green, 45 minutes to Troy, 75 minutes to St. Charles, 90 minutes to St. Louis. Acreage for sale is located northeast of Highway 61. Section southwest of Highway 61 is not for sale. New survey underway.

Charming detached townhome in Magnolia Village, next door to the Falls Golf Club.

Fantastic ranch in the Westridge subdivision near Civic Park and Highway 70.

2-story charmer with upgrades in the desirable Summer Brook subdivision.

Highly desirable location in the trendy Lafayette Square!!! Premium builder lot walking distance to Lafayette Park, restaurants, entertainment, community garden co-op, and more! Few opportunities remain - and this lot is the biggest! Use your own builder to construct the home of your dreams or use original owner/builder plans.

New construction ranch on 1/3 acre lot in Wyndham Meadows subdivision.

Renovated condo in the Central West End, located between Forest Park and St. Louis University.

Renovated condo in the Central West End, located between Forest Park and St. Louis University.

Besides cleaning closets and planting flowers and cool-weather vegetables, spring should involve scrutinizing the condition of a house following the rough winter. Repairs and replacements won’t just help owners enjoy their properties more; they’ll also keep energy costs down as hot weather rolls in and attract more buyers, many of whom have become meticulous about inspecting roofs, appliances, and HVAC bills.

While most home owners need to prioritize costs, these 10 improvements are at the top of many contractors’ lists. Some of them are even more affordable than ever before, thanks to rebates from local communities, utility companies, and the federal government.

1. Replace windows

If home owners’ houses felt drafty this past winter and they have single-pane windows, there’s a good chance those were one of the culprits. But replacing them all can be costly — $400 to $500 per window, plus $100 to $150 for installation, according to home improvement expert Tom Kraeutler of The Money Pit. Whether that’s the place to spend dollars should depend on how long home owners plan to stay put or what houses listed in their neighborhood offer if they’re selling. “If they’re the last ones with old, rotting-wood windows, that negative may affect buyer attention,” Kraeutler says. This year’s “Cost vs. Value” report from Remodeling magazine pegs the payback for vinyl windows at 71.2 percent and for wood windows at a similar 73.3 percent. A less costly alternative can be to add storms, caulk, weather strip, or rim joists in a basement. Contractor Paul Eric Morse of Morse Constructions Inc. in Somerville, Mass., suggests gradually replacing windows in any room that owners remodel to make the cost less prohibitive.

12 Key Questions to Ask Before You Hire Home Improvement Pros

1. Can you show me proof of a license, certification, or associations you belong to?
2. Are you bonded?
3. Will you provide three recommendations?
4. What are your specialties — kitchens, bathrooms, or additions? Are there jobs you don’t like to tackle?
5. Will you secure permits?
6. How much must I pay up front for work?
7. Do you have a regular team of subs, or assemble different members?
8. How might we resolve conflicts — will resolution be in the contract?
9. How often will you show up at the job site to check progress?
10. How might I reach you — e-mail, phone, text?
11. What is your typical clean-up schedule — daily or weekly?
12. Will you provide a lien release when work is done?

2. Install a new heating system and change filters

If a seller’s furnace and boiler were on their last legs this past winter, it may be time to install a new one, or at least provide sellers with a credit toward new equipment. Any choice should carry an EnergyStar label for best results. Existing systems still in good condition should have filters checked monthly and replaced when dark and clogged, a DIY project. For great energy efficiency, Morse is installing more heat exchanges that provide both heat and air conditioning and can be less costly than a new central air system with new ducting and a new furnace.

3. Clean air conditioning units

Before summer temperatures rise and HVAC pros are swamped, advise home owners to clean coils and change filters so their system doesn’t have to work as hard. They should also have drain lines cleaned, so moisture is eliminated, says Douglas Tompkins, with Pro-Air Heating and Cooling in Newburgh, N.Y. If they haven’t had air conditioning, now’s the time to weigh choices of a central system, heat exchange, or room units.

4. Install more insulation

A home’s first line of defense to stop cold or hot air — depending on the season — should be the attic, according to most contractors. An energy audit can determine how much more is needed, if they already have some. Seattle-based contractor Ron Rice, of Your House Matters, suggests adding more than the minimum 8 inches required by most local codes — up to 16 inches. For cold climates, installing electric or hydronic radiant heat under bathroom and kitchen floors will provide comfort next season.

5. Switch out inefficient appliances

Sometimes appliances are no longer smart to repair. The determining factors for that should be their age and the cost of repair versus replacement. Here, too, top choices carry an EnergyStar label. If home owners need to replace most of their kitchen equipment and have a limited budget or plan to move, Rice suggests they prioritize and first switch out the range, followed by the refrigerator, dishwasher, and microwave — in that order.

6. Repair or replace roofs, gutters, and downspouts

Because of the tough hurricane season last fall and the winter blizzards, roofing contractors in many parts of the country have been busy. Morse recommends that those needing new roofs consider architectural asphalt shingles because of their long warranties (often 50 years), affordable prices, and attractive appearances that work with many house styles. In addition, many contractors have the equipment and experience to install roofs of this material, as opposed to metal. He also recommends that home owners have gutters and downspouts cleaned come spring so that water can flow through them; gutters should be angled away from a house to stop water pooling around a foundation and seeping into the basement. Gutter covers can be helpful but often don’t eliminate all debris.

7. Paint

Damage often shows up at this time of year, especially in climates where there’s been a lot of snow melting or winter rains, Morse says. Use the time to reassess your color choice for better curb appeal. Even changing the front door’s color can make a difference.

8. Prune trees

Cutting limbs that may have been damaged during winter and that might fall on a roof or allow squirrels to enter a house is smart, and it can be a cost savings later on. Called “thinning out,” this method gets excess foliage trimmed to allow more natural light into a house—and cut down on artificial illumination, says Sacramento, Calif.-based landscape designer Michael Glassman. “It opens the tree so you don’t have dead spots in the interior and lets the tree take advantage of air flow rather than chop off the top,” he says. A certified arborist will know the best ways to do this without removing too much of a canopy, which is useful for privacy and shade.

9. Mulch plantings

Along with fall, spring is a key mulch time. Mulch helps plants thrive by holding back weeds, retaining moisture so soil doesn’t dry out, and adding a tidy look, Glassman says. Use bark, shredded fir, leaves, straw, or grass clippings.

10. Replace lightbulbs

When it comes to artificial light, most contractors recommend switching burned-out bulbs to LEDs, which last longer than incandescents, consume less energy, and have come down in price — now often just $10. Quality has improved, too, and they’re dimmable and available in colors.

One more thing: Before you hire anybody to take on work, get a written estimate. Better to be safe than sorry.

A plastics plant was retrofitted to house a garden shop and a farm-to-table café, where there’s a standout bison sausage, making the case for bison meat to quit hiding under burger buns. When the check’s presented, it’s between the covers of an old grammar textbook. Café Osage is many things, but it’s really about repurposing, reimagining—seeing what and how we eat with fresh, hungry eyes. 4605 Olive, 314-454-6868, bowoodfarms.com.

Local Harvest Café
While too much growth for a restaurant often dilutes its quality, that’s certainly not true for Local Harvest, which added two locations this year. Joining its flagship café/market on Morgan Ford Road are a café in the Old Post Office downtown and a café/grocery in Kirkwood. Co-owner Maddie Earnest, who co-authored Missouri Harvest this year, and chef Clara Moore, who had a stint on a reality show and served as head chef at Feast in the Field in June, apparently thrive in busy environments—all to our benefit. 3137 Morgan Ford, 314-772-8815; 815 Olive, Ste. 150, 314-241-3196; 12309 Old Big Bend; localharvestcafe.com.

The Fountain on Locust
When family comes to visit, few places can placate a volatile gang of rug rats, sullen teens, and beleaguered in-laws—simultaneously—save The Fountain. Kids love the milkshakes and old-fashioned ice-cream parlor treats. Grown-ups choose from homemade soups, sandwiches, and decadent champagne floats. And everyone goes nuts for the extras: the Jazz Age–inspired mural art, the candy counter, those snazzy bathrooms, and the “World’s Smallest Hot Fudge Sundae.”3037 Locust, 314-535-7800, fountainonlocust.com.

Taqueria Durango
Slowly braised and grilled meats, melted cheese, and vegetables pressed between halves of oblong bread—the decadent and addictive sandwich known as a torta—might have Dagwood-esque qualities, but the sandwich is rarely the knife-and-fork variety. The exception? Durango’storta ahogada, featuring crispy carnitas and grilled onions drowning in a smoky chili sauce that covers the contours of the sandwich, its plate, and (perhaps despite best efforts) the front of your shirt. 10238 Page, 314-429-1113.

Shu Feng Restaurant
Every city has at least one great restaurant that’s as much about the quality of the people running it as it is about the quality of the food. In St. Louis, Shu Feng is one of those. It’s armed with great takes on Chinese-American classics like the oft-mentioned moo shu pork and ubiquitous House Special Chicken—but it’s the warmth of owner Liling Wemhoener’s smile and appreciation for her customers that ultimately captivates the restaurant’s diners. 8435 Olive, 314-983-0099,shufengstl.com.

Writer’s Pick: Siete Luminarias
314-932-1333
A tall glass of horchata and a platter of carnitas (simultaneously crisp and fatty) constitute one of the best examples of the dish found on Cherokee Street— and maybe in all of St. Louis. —Andrew Mark Veety

Builder lot in the gorgeous Castle Creek subdivision.

Gorgeous 1.5-story in the upscale Garden Valley subdivision.

-We're the #1 REAL ESTATE FIRM in the United States by agent count (2013)

-We are out-producing the board at a 4 to 1 margin (In March, the board's closed units were up 9% over last March. KWRW up 36%)

- Gina

Each desires to outfit their new dream home with unique decor that is both elegant and inviting. There is flooring to install, furniture to pick out and arrange, and walls to be painted. However, before any of these tasks can be accomplished, a decision must be made: what is the color scheme?

Each room in your home has a different purpose and will most likely have a different color scheme. For example, a brilliant orange in the kids' playroom is not as appropriate in the spa-like master bath. In order to determine what colors should be applied to your living spaces, you must first have a basic knowledge of color:

• Primary Colors: – Those three colors learned at a young age are the foundation of the color wheel – red, blue, and yellow.
• Secondary Colors: – These are the colors that emerge once the Primary colors have been combined – purple, orange, and green.
• Tertiary Colors: – The last spokes of the color wheel are made when each of the Secondaries mixes with their neighboring Primary.
• Cool Colors: – Blues, greens, and purples make up the "cool" side of the color wheel. These colors are passive and recede into the background, often making rooms appear larger. Cool colors are ideal for home offices, bedrooms, and other living spaces that require peace and calm. Greens are especially rejuvenating, so strategically placed houseplants can provide a splash of color while maintaining a room's balance.
• Warm Colors: – Reds, yellows, and oranges make up the other half of the color wheel, invigorating living spaces. These are active colors that appear to move toward you and transform rooms into intimate settings. These colors can be distracting, so it is best to use them in creative spaces like playrooms and kitchens. Using them as accents for home offices can keep workspaces from being dreary while retaining productivity.
• Whites & Neutralizers: – Although not considered part of the color wheel, do not overlook the important place whites and neutrals have in your home decorating. Whites promote an open feeling when used in large quantities. Utilized as accents, whites provide crisp frames that showcase other colors. For the walls, turn to soft, muted whites to prevent eyestrain caused by light reflecting off brilliant whites. Neutralizers are those soft hues of tan and cream that bridge rooms together. Cooperative and not distracting, neutralizers blend with all other colors to keep schemes cohesive.

Now that you are familiar with the color wheel, there are many ways to approach choosing a color scheme. Consider the following methods, focusing on which option works in your home:

• Monochromatic: – Single color schemes are not as boring as one may imagine. Using various shades from the same color family creates a harmonious color scheme that is easy on the eye and simple to utilize.
• Analogous: – To use analogous (similar) colors for a color scheme, begin by selecting your favorite color from the wheel. Then look at the neighbors on either side. If you like only one of the neighboring colors, look at what color is on its other side. When you find three to five consecutive wheel colors that appeal to you, then you have determined your color scheme. Analogous colors are richer than monochromatic schemes, but no more difficult to create.
• Complementary: – Like choosing an analogous scheme, begin by selecting your favorite color. Then look for the color directly opposite on the color wheel. These two colors are natural complements – one will be a warm color (red, yellow, orange hue) and the other cool (blue, purple, green). The favorite color should be dominant in your scheme while the complement serves as an accent. Though more difficult to balance, complementary colors create a very dynamic color scheme.
• Split Complementary: – Again, select your dominant (favorite) color then determine the two colors adjacent to its complementary. Using these three colors is slightly less rigid than the complementary scheme, but is just as vibrant. This scheme often works best when the warm color is dominant.
• Triadic: – For a triadic approach, select three colors that are spaced equally in the color wheel. This scheme presents brilliant contrasting colors without being as dramatic as the complementary schemes. Often applied in home decor, one color is used in larger amounts than the others.

While selecting one of the above to help determine a color scheme, keep in mind the things being moved into your new dream home. You want to be certain the new colors will not clash with already owned furniture and linens. If you want the color scheme to be something completely different from your old home, but new furniture is not in the budget, look for new slipcovers or do-it-yourself re-upholstery.

Remember that perceptions of color are linked to your emotions and experiences – any color can match another, depending on the person selecting them. The most important part of the color selection process is determining what you love. Search through those design magazines, seek professional advice, and in the end, go with your gut. Now that you know the basics on selecting colors, that dream decor can soon be yours.

This post has nothing to do with personal space, taste, or comfort. One of the benefits of home ownership is NOT having to get permission to make changes to your space. Instead, let's examine five upgrades that typically return little to no investment at the act of sale.

1) The Swimming Pool-- Recently I went on a listing in a subdivision of 200k dollar homes. The owners could not wait to show me their sparkling new cement pond. How much did you "invest" in this project I inquired? Only 45,000 dollars! And wouldn't you know it, they wanted to ask 260k for their home. At closing the pool commanded a 7k dollar premium. In other works the sellers spent 45k and earned 7k. In my mind that's a 38k dollar loss!!!!

2) Nothing makes a better den than the garage-- I cringe when sellers call me to come look at their 1800 sq. ft home in a subdivision of 1400 sq ft homes. What does this mean? Is the home taking banned growth hormones? Nope, the garage is now a "play room". Where do guests park their cars? In the front yard of course! Want extra credit? Don't hire a professional contractor and do the conversion yourself. I could write a book on this one...

3) Granite Counters in a Formica Neighborhood--I once toured a STUNNING 75k dollar kitchen, in a subdivision where the average price was 135k! Need to cook the perfect beef wellington? This kitchen had you covered! The home eventually sold as a short sale for just over the subdivision average. The loss on this project could have bought the owners a new BMW.

4) Any Update That Requires Borrowing Money-- Even the best updates struggle to provide a dollar for dollar return on investment. Thinking of taking out a loan, or goodness forbid opening a credit card to renovate? JUST SAY NO! Credit card interest is not your friend.

Want to sell your home for top dollar? Clean, take care of the lawn, and fix what is broken. Price based on condition and move on. 

Are you looking to dine with a delicious meal and top it off with dessert for a romantic night or just a family event? Then look no further, Main Streets The Stone Cellar is the place to be. This little restaurant is located in Old St. Charles building, The Crow's Nest, In a secluded and adorable space including eight tables and a mini bar. The interior is decorated with candles, stone in every corner and curtains to give couples a more romantic and enjoyable atmosphere. The Stone Cellar is famous for their variety of Fondue flavors. So stop by or make a reservation to Old St. Charles, The Stone Cellar. 

Dinner, weekends only

With today’s renewed interest in communal dining, tabletop cooking is experiencing a similar resurgence. Who would have thought that fondue—the craze of the ’60s and bane of the ’80s—would bubble back onto the culinary forefront? So unearth that harvest-gold set from the nether regions of your cellar or make a reservation at The Stone Cellar in St. Charles, located at the intersection of Gruyère and gregariousness. Here, magically, a table trivet becomes a spiffy induction stove, capable of turning out a dozen varieties of fondue far better than that Bunsen burner–esque relic of yours ever could. Opt for a split of champagne with the cheese fondue, red wine or a glass of tawny port with the chocolate. A fondue tradition says that a diner who loses a morsel in the pot must kiss someone at the table, and when we learned that the two young owners got married in this tiny cellar two years ago, all of that romance took hold of us as well. Dip, swirl, chase with a spot of wine…plus an excuse to steal a kiss? Really now, does dining get any better than this?